He received his 60 day notice at the end of June and then delivered his rent check on July 1. 

The right expert will save you time on offers and property searches by understanding your needs and delivering better opportunities.

If their lease runs for another 6-12 months though, then you have to decide if you're willing to take on the hassle of 6-12 months of chasing down rent payments, delivering late notices, threatening eviction actions, and potentially going through the eviction process itself.  

Pros:-2100/mth (29k/yr) instant cashflow increase for only ~13k in the deal. -30k yr appreciation at (3%)-30k princ paydown yr1, increasing each year after..Cons:- 17 more self managed tenants with more problems than my current 19 freshly renovated homes- All properties need reno- Properties are priced at value, not below value therefore I can't recoup renovation costs from finance out after value add.          

Especially one that can't deliver what they assure you.

The problem with Tim Bratz is he over promises and under delivers.

If there is a pile of stuff get a POD or UHAUL container delivered to driveway and let squatter fill it up and move it.

I also assume there’s a written penalty on the books for failure to disclose these are all things I hope you r realtor can answer instantly and 100% confidently. 

Mention that you originally agreed to the fee with a marketing component that is not being delivered on.

Also, if I am self managing, can I log 16-24 hours per day if I am doing things like monitoring security cameras throughout the day, receiving and delivering renter's mail, responding to whatever needs/concerns renters may have, etc., and if I am available to my renters after hours / through the night?